Egypt's Red Sea: Buying in Hurghada, El Gouna and Sahl Hasheesh
Egypt's tourism is at an all-time high: nearly 19 million visitors in 2025, up 21 per cent on the year before, according to figures reported by Ahram Online, with Hurghada among the airports leading the growth. For property buyers, the mainland Red Sea coast is where most of that energy is concentrated.
Here is how the three best-known spots - Hurghada, El Gouna and Sahl Hasheesh - differ, and what the ownership rules mean for foreign buyers.
Why the Red Sea coast, and why now
The Red Sea's appeal is practical: winter sun, warm sea and direct charter flights from across Europe. Ahram Online reports that charter flights to Egypt rose 32 per cent in 2025 and that tourist flights operated from 193 cities worldwide, with Cairo, Hurghada, Sharm El Sheikh and Marsa Alam airports leading arrivals.
Crucially for buyers, Hurghada and its neighbours sit on the mainland, outside the Sinai Peninsula, so the freehold restrictions that apply in Sharm El Sheikh do not apply here. Foreigners can own outright, within Egypt's general limits.
Hurghada: the established hub
Hurghada is the Red Sea's main city: an international airport minutes from the resorts, a long-established diving scene and the widest choice of property on the coast, from compact studios in managed resorts to sea-view apartments and villas.
It is also the most liquid market of the three, with the broadest mix of local and international owners. That makes it a natural starting point for a first purchase in Egypt; Habio's Egyptian listings and area guides are a good way to gauge what is on the market.
El Gouna: the private lagoon town
About 25 kilometres north of Hurghada, El Gouna is a privately developed town built around lagoons and islands by Orascom Development. It runs its own infrastructure and services - marinas, a golf course, schools, a hospital and a year-round events calendar - and is managed to a standard that has made it the coast's premium address.
Buyers pay for that management: El Gouna generally commands the highest prices on this stretch of coast, and owners pay community fees for the upkeep. In return you get the most complete, walkable town on the Red Sea.
Sahl Hasheesh: the master-planned bay
South of Hurghada, Sahl Hasheesh is a gated, master-planned resort community wrapped around a sandy bay, arranged along a long seafront promenade with hotels and low-rise apartment developments. It is quieter than Hurghada and less built out than El Gouna, which appeals to buyers who want resort living without a city around it.
Because it is a managed destination, check each development's service charges, rental-management terms and the state of construction on unfinished phases before committing.
The rules that apply wherever you buy
Egypt's general foreign-ownership rules apply along the coast: under Law No. 230 of 1996 a foreigner may own up to two properties of up to 4,000 square metres each, and generally cannot resell within five years. Registration is worth doing properly - full registration takes around three to six months, according to Egypt's official real estate platform.
A purchase can also support residency: Andersen Egypt lists renewable property-linked permits from $50,000 (one year) up to $200,000 (five years). Rules and thresholds change, so verify with official Egyptian sources before you rely on them.
- Two-property limit, 4,000 sqm each (Law 230 of 1996)
- Five-year holding period before resale
- Full title registration takes roughly 3-6 months
- Property-linked residence permits from $50,000
Frequently asked questions
Do Sinai property restrictions apply in Hurghada?
No. Hurghada, El Gouna and Sahl Hasheesh are on Egypt's mainland Red Sea coast, outside the Sinai Peninsula, so foreigners can buy freehold within the general limits of Law 230 of 1996.
Which Red Sea resort is most affordable?
Hurghada generally offers the widest choice and the lowest entry prices of the three; El Gouna is the premium, fully managed option, and Sahl Hasheesh sits in between as a quieter master-planned community.
Can I get Egyptian residency by buying in Hurghada?
A qualifying purchase can support a renewable residence permit - roughly $50,000 for one year, $100,000 for three years and $200,000 for five years, according to Andersen Egypt. Confirm current rules with Egyptian immigration authorities.
Is the Red Sea a year-round destination?
Largely yes. The coast has a long season with mild winters, and tourism is growing: Egypt received nearly 19 million visitors in 2025, a record, with Hurghada among the leading arrival airports.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.